I am in Central TX. I need a quote on a 20 x 45 foot gunite rectangular pool with an in-pool spa located at the edge of the pool off the patio and steps going down into the pool on each side of that. The land has about a four foot drop off, so the back 1/2 to 2/3 of the pool will be out of ground. Negative edge with catch basin at back; tumbled travertine on back wall. French pattern travertine on side walls about halfway down. 5-foot concrete decking about 1/2 down on each side, with steps to back yrd from that. We want an in-pool Polaris cleaning system, with a regular Polaris as back up. 400,000 BTU propane heater, model DE Jancy filter system. There is black top soil, but hill country stone underneath that probably 6-8 feet down. Don't want deep end over 5.5 feet or so. I would prefer a Pebble Tec (probably Pebble Sheen) finish. I also would like travertine that is non-slip on the concrete decking.

quote" Is this too good to be true? "quote Absolutely not, your potential builder sounds a lot like me. Bid 'em to get 'em and you'll always keep your numbers up as long as your delivering quality product. If this was for my home here's what I'd take on your quote. base pool 39750 - 50sqft 18" raised spa 6100 - Aqualink 4-button & PDA remote 2150 - 400,000 BTU LX Natural Gas heater 2700 - (2) Add'l Jandy color lights for pool - $1550 The end result is a large pool with all the awesome goodies. I'd consider the ledge if you have little ones but I'd call the price high, offer half for it and tell them you'll close the deal. They're making out OK on the other upgrades. This is a SWEET pool for the low 50's. See ya, Kelly

It won't let me attach a PDF. Do you know how I can get a PDF layout to attach to the comment section? TIA

Let's take this a step at a time, beginning with needed functions. With such a long driveway between main road and house, you will need to: Get your car from the road into the garage; Get your car from the garage onto the road (without excessive backing); Have visitors arrive and depart; Have at least medium size delivery and moving trucks enter and leave your property, as they deliver a new sofa, those new washer and dryer twins, and haul off all the old furniture to Goodwill (and they won't want to back up very much either); Have the local fire department arrive with a medium size pumper in time (and get close enough) to save your house from the BBQ fire on the back patio. This means a thoughtful plan for a variety of vehicles of various sizes and turning radii to enter, turn around and leave your property. From a design point of view what does this mean? First, visit with your local building department and find out their regulations for drives such as yours. Secondly, become familiar with the dimensions and turning radius of the vehicles which will be on your property. Third, work out a reasonable site plan to accommodate all of the above. For example, here's common dimensions for a medium size car to enter and leave a single car garage, without excessive backing: Here's a typical plan with a circular turnaround which works. Not sure why they wanted two curb cuts: Finally, here's the question to which you want to be sure to answer, "Yes!":